NEIGHBORHOOD CENTER DESIGN OPTIONS

Development Continuum

Residual Land Value

$113

$138 $133

$157

$183

$217

3-Story Small Retail 3-Story Large Retail 4-Story Small Retail 4-Story Large Retail 5-Story Small Retail 5-Story Large Retail

Creating Value: Increased land value from Upzoning

Modest Change Greater Change and Amenities

Community Values?Central Houghton Neighborhood Plan

Goal CH-7 Support the transition of the Houghton Center into a pedestrian-oriented mixed use development, including retail, with office or residential and other compatible uses.

Policy CH-7.1 Promote a pedestrian-oriented development concept through standards for a coordinated master plan for Houghton Center including retail, with office and/or residential and other compatible uses.

Policy CH-7.3 Allow building heights to step up to five stories if careful attention is given to building modulation, upper story stepbacks, and use of materials to reduce the appearance of bulk and mass.

Policy CH-7.5 Provide gathering spaces and relaxation areas within Houghton Center.

Scenario OutcomesModest Change Greater Change and AmenitiesPreservation

• Maintain existing neighborhood character

• Auto-oriented design

• Surface parking lots

• Risk of declining retail over time

• Prioritize the movement of vehicles through the neighborhood

• Unsafe pedestrian environment

• Lower scale buildings

• Maintain existing neighborhood character

• Less incentives for change; minor infill

• Minor improvements to streets and public spaces

• Surface parking lots

• Prioritize the movement of vehicles through the neighborhood

• Unsafe pedestrian environment

• Lower scale buildings

• Design guidelines and design review

• Transportation Improvements

• Pedestrian oriented design

• Greater retail amenities

• Safer pedestrian environment

• Park once

• Expanded and improved public spaces

• Green infrastructure and improved stormwatermanagement

• Design guidelines and design review

• Greater housing choices

• Reduce surface parking

• Fiscal Sustainability

Community Value

Increase Development Potential + Value

Community Values Desired Community Outcomes

Neighborhood PlansZoning

Design GuidelinesDevelopment Standards

Pedestrian-Oriented DesignHealthy Community

Others?

Support fiscal sustainabilityImpact and development fees

Ability to fund streets and public space improvements

More retail amenitiesExpanded and improved public spaces

Reduce surface parking lotsPedestrian and Bicycle Friendly

Greater housing choicesRetain existing retail

Transportation ImprovementsGreen development

• City design guidelines address pedestrian-oriented development in business districts

• No design review currently in the Houghton/Everest Neighborhood Center

• Address sidewalks, building frontage, architecture, plazas, connections, blank walls, public art

• Includes location specific guidelines

Design Guidelines

• Upper-level step backs already required in parts of Kirkland

• Reduces building mass at the street

• Allows more light and air on public streets and spaces

• Includes location specific guidelines

• Maintain flexibility to allow creativity

Upper Level Step Backs

Modest Change

Greater Change

• On-Street Parallel Parking • Approximately 55 Parking Stalls• 11’ Sidewalks• Increase from 16% to 33% the amount of the

ROW allocated to pedestrians• Two 11’ Travel Lanes + Sharrows• Access management to reduce curb cuts

68th Street Section

Base Height 35’

Bonus Height 55’

30’ to 50’

Option A

• On-Street Angled Parking • Approximately 110 Parking Stalls• 12.5’ Sidewalks • Increase from 16% to 30% the amount of the

ROW allocated to pedestrians• Two 11’ Travel Lanes + Sharrows• Access management to reduce curb cuts

68th Street Section

Base Height 35’

Bonus Height 55’

30’ to 50’

Option B

• 3-Story height for starbucks

• Same development with PCC; both buildings are on the same podium

• Shared below grade parking

• Allow taller building heights in specific areas through incentives• First floor grocery store• Providing public or shared parking• Expand and improve public spaces• Other amenities

• Limit height to 3-stories along 68th and 6th/108th for a depth of 30’ to 50’• Improve 68th Street with wider sidewalks and on-street parking • Encourage development to orient to the Central Kirkland Connector• Expand and improve local circulation system

• Require setback/landscape buffer from CKC and lower density residential development

Design Options Summary

Sample Uses and Trip Generation Rates

Typical Uses PM Trips per ITE Rate Potential For Bypass

Mid Rise Apartments Unit 0.39 NA

General Retail 1,000 Square Feet 3.71 High

Office 1,000 Square Feet 1.49 NA

Grocery/Supermarket 1,000 Square Feet 9.48 High

Source: Institute of Transportation Engineers Trip Generation